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负担最重的是夏威夷的租客：他们的相对收入不高，但是，却不得不承担造价昂贵的公寓。按照今天中国的说法就是：有那么一大批人，就是无法感觉到在第一线城市生活的压力，而打死也不愿离开。我估计，生活在夏威夷的很多人，就是处于这样的处境之中：知道自己过的辛苦，得多干好几份工作来支付高昂的租金，但是，就是不愿意放弃自己已经习惯的生活环境，就在那里熬着，还自嘲为“辛苦并且快乐着”！

还有的人，是生活在地产比较昂贵的大陆地区，而自己的收入却相对较低，虽然绝对数字也不是很小。这批人，讲究的就是：宁愿做个富裕地方的亲人，也不愿意当个贫穷地区的富人。

还有一个因素，由于很多人丢掉了房屋的拥有权，不得不从过去的房主变身为今天的租客，这些新增加的需求，数量巨大，在供需关系的作用下，拉高了租金，让这些在房市失意的可怜人，又在房租市场再遭受一次磨难。

上帝呀，就是这么会折磨人：苦其心志，也不知道是不是最终能将他们打造成上帝希望看到的“成大事者”。

目前的房主占到住户的66%，也就是，每三家就有两家自己住在自己购买的房子里面。只是，这些房屋拥有者，平均下来，所支付的房款，也不过20%多点。很多人在房价下跌之后，还住在已经成为负资产的房子里面。更多的，可能是“负翁”，而懒得去深思和计算罢了。在我生活的地区，很多已经很熟悉的老朋友，就时不时的会说：还是不去想为好。这就是奥巴马在竞选时一再谈论的：很多人，采用的是回避的方法，期望在一觉醒来之后，昨日的烦恼会随着睡眠而进入梦乡不再醒来。

租金高昂的好坏，对于我，还是得基于一样的逻辑来评判：对于收入低，又没有能力搬家的人来说，由于没有多少选择，自然就是一种煎熬；对于拥有比较好收入的人来说，就是市场经济对生活环境的一次无形的净化；对于在合适时候买入公寓房的投资者，就是让自己窃笑的利好消息；对于当地政府，则是一个借机调高你所拥有地产价格，并且就此涨你的物业税的好理由；而对于银行，其感觉则可能得更为战战兢兢，因为它害怕你高估的物价会再次掉下来，它贷给你的资金会因此而再次承担风险。

Cities Where People Can’t Afford Their Rent

March 21, 2012

The homeownership rate dropped to 66% of all households in the fourth quarter of 2011 — the lowest rate in over a decade. Since the recession began, growth of renter households has consistently outpaced growth of owner households. According to a recent report by the National Low Income Housing Coalition, the decrease in homeownership reflects general concerns over the direction of the economy.

As the number of renters has grown, so has the number of those who cannot afford to rent. Renters also are earning less than they did before the recession. The number of renters earning 30% or less of the average median income in their area increased by nearly 900,000 between 2007 and 2010.

Given such conditions, many renters cannot maintain what financial advisors recommend renters should spend on an apartment: no more than 30% of a paycheck on rent. According to NLIHC, only renters in 37 of the nation’s 582 metropolitan regions considered in the report meet this goal. The report reveals that in most parts of the country, rental prices vastly exceed 30% of the average renter’s wages.

Based on the report, 24/7 Wall St. identified the 10 metropolitan regions that had the biggest difference between the average renter wage per hour and the amount they would need to earn per hour to afford fair market rent, the amount the Department of Housing and Urban Development considers average affordable rent. These are the 10 cities where rent is least affordable.

These cities are unaffordable because rent is among the highest in the country and because income inequality is significant. The 10 regions on this list are, almost without exception, the most expensive areas for renting in the country. Six of the 10 regions are in the top 20 for rent costs. The average fair market rent for all the areas considered in the report is $771 per month. In Orange County, Calif., and Honolulu, Hawaii, two of the worst cities for renters, it is more than $1,600 per month.

In these 10 regions with the biggest rental affordability gaps, average renters would need to make 70% more than they currently earn so that only 30% of their salary goes to rent. In the Nassau-Suffolk county in New York, among the worst, a person would need to work four and a half full-time, minimum-wage jobs to meet the 30% of total wages goal. In that area, even if the renter earned the average renter wage for the area, he or she would need to work more than two full-time jobs to reasonably afford to rent a two-bedroom apartment in the area.

In an interview with 24/7 Wall St., NLIHC research analyst and the report’s author, Elina Bravve, explained that the inequality in these regions is due to high demand for rentals among a small number of extremely wealthy residents. The richest residents can afford to pay a great deal for housing and, as a result, are driving up rental prices. Middle- and low-income individuals are forced to pay for the inflated prices in order to live in the area.

There are three types of metropolitan regions where rent is unaffordable. First are the wealthy suburbs of MSAs like the Washington-Arlington-Alexandria region. The Maryland area of the D.C. metropolitan region has the seventh-highest income in the country and includes a number of expensive areas outside the city. Wealth and proximity to the city drive up rental prices and make the area difficult to afford for those in blue-collar or service jobs.

Another type of region where rent is unaffordable is the popular destinations for tourist and vacation home buyers such as Honolulu, Hawaii, and Santa Cruz, Calif. According to Bravve, “In these vacation centers, there’s a pretty significant wealth gap between the summer residents and tourists and the full-year-round residents who serve them in restaurants and hotels.” Wealthy buyers increase home prices, “while most locals actually work in the service (or tourism) sectors of the economy — which don’t pay much at all.”

Finally, there are regions like the Pike County, Pa., where the housing markets are booming. In these regions, demand for new homes is growing at a faster rate than new accommodations can be built to sustain new tenants. Natural gas fracking recently has become a booming industry in the region, and demand for rental space has shot up as hundreds of workers have moved to the area looking for places to live. According to Bravve, “with the influx of new workers in this community, there is just not enough housing. Lower income workers in the area who do not work in the fracking industry are particularly hit hard — because they can’t afford the sudden increases.”

24/7 Wall St. relied on NLIHC’s report,“Out of Reach 2012: America’s Forgotten Housing Crisis,” to identify the 10 metropolitan regions that had the biggest gap between the average renter wage per hour and the amount they would need to earn per hour to afford fair market rent, the amount the Department of Housing and Urban Development considers average affordable rent. NLIHC used fair market rents (FMR), which is based on the 40th percentile prices in these regions, for the average affordable rent. Because the average home price can be skewed upwards in areas with particularly high-end housing. NLIHC’s report ranks 582 regions, which include metropolitan statistical areas and HUD Metro Fair Market Rent Areas, or HMFRs.

These are the cities where rent is least affordable.

10. Washington-Arlington-Alexandria, Md.
> Rent affordability gap: $13.11/hr.
> Fair market rent: $1,506 (11th highest)
> Average renter wage: $15.85/hr.
> Wage needed for 2BR apartment: $28.96/hr.
> Hrs. needed to rent 2BR apartment: 73/wk.

The Washington-Arlington-Alexandria metropolitan area is one of the wealthiest in the country. Median household income is the seventh highest among the 580 metro regions studied, at $107,500. However, the estimated income for renters in the area is less than half that, at only $52,599. According to the National Low-Income Housing Coalition’s report, in order to earn the recommended salary of three times monthly rent, a person in the region would have to earn $28.96 per hour. According to the Census Bureau, however, renters in the MSA earn an average of just $15.85 per hour.

9. Pike County, Pa.
> Rent affordability gap: $13.17/hr.
> Fair market rent: $1,011 (74th highest)
> Average renter wage: $6.28/hr.
> Wage needed for 2BR apartment: $19.44/hr.
> Hrs. needed to rent 2BR apartment: 124/wk.

The average wage of a renter in Pennsylvania’s Pike County is a mere $6.28 per hour — one of the country’s lowest. However, the hourly wage required so that rent accounts for no more than approximately one-third of a worker’s total income is $19.44. To date, only 16% of Pike County’s population rents. This is the lowest rate among metropolitan areas on this list. Recent substantial increases in natural gas fracking activity in the region have driven up home prices dramatically, one of the major reasons for the rise in current prices compared to renter income.

8. New Haven-Meriden, Conn.
> Rent affordability gap: $13.26/hr.
> Fair market rent: $1,352 (21st highest)
> Average renter wage: $12.74/hr.
> Wage needed for 2BR apartment: $26.00/hr.
> Hrs. needed to rent 2BR apartment: 82/wk.

Median income in the New Haven-Meriden region in Connecticut is $84,900, the 49th highest in the country. The estimated renter income is $35,358, the 107th highest in the country. This disparity has an impact on the region’s renters, which represent 33% of the total living population. In order to comfortably afford a two-bedroom apartment in the metro area, residents working median wage would need to work more than three full-time minimum-wage jobs, or two full-time jobs at the average renter income.

7. San Benito County, Calif.
> Rent affordability gap: $13.48/hr.
> Fair market rent: $1,204 (34th highest)
> Average renter wage: $9.68/hr.
> Wage needed for 2BR apartment: $23.15/hr.
> Hrs. needed to rent 2BR apartment: 96/wk.

The estimated average wage for renters in San Benito County is $9.68 per hour. Aside from the average wage in Pike County, this is the lowest amount among metropolitan areas on this list. To comfortably pay rent on a two-bedroom apartment, residents would need to earn $23.15 per hour. This is among the largest amounts in the country. Renters currently earning the mean renter wage in San Benito County would need to work nearly two and a half full-time jobs to comfortably afford a two-bedroom apartment at the current price.

6. Boston-Cambridge-Quincy, N.H.
> Rent affordability gap: $13.67/hr.
> Fair market rent: $1,369 (20th highest)
> Average renter wage: $12.66/hr.
> Wage needed for 2BR apartment: $26.33/hr.
> Hrs. needed to rent 2BR apartment: 83/wk.

According to NLIHC, the New Hampshire section of the Boston-Cambridge-Quincy MSA has one of the highest estimated renter median incomes in the country, at $43,391. Renters making the $7.25 per hour minimum wage would have to work 145 hours per week to comfortably afford a two-bedroom apartment — one of the highest amounts in the country. The average renter in the region is estimated to earn $12.66 per hour. To comfortably pay for a two-bedroom apartment they would need to earn an additional $13.67 an hour, a total of $26.33 per hour.

5. Orange County, Calif.
> Rent affordability gap: $13.73/hr.
> Fair market rent: $1,652 (fifth highest)
> Average renter wage: $18.04/hr.
> Wage needed for 2BR apartment: $31.77/hr.
> Hrs. needed to rent 2BR apartment: 70/wk.

The estimated wage for renters in Orange County is $18.04 per hour, which is one of the highest wages in the country. In addition, the median annual income for renters is $49,986, also among the highest in the country. However, it would take 159 work hours per week for workers making the $8 per hour minimum wage to rent a two-bedroom apartment at the fair market rate — one of the largest amounts. The wage renters would need to earn to comfortably rent a two-bedroom apartment is $31.77 per hour.

4. Monmouth-Ocean, N.J.
> Rent affordability gap: $16.10/hr.
> Fair market rent: $1,417 (17th highest)
> Average renter wage: $11.15/hr.
> Wage needed for 2BR apartment: $27.25/hr.
> Hrs. needed to rent 2BR apartment: 98/wk.

The average renter in Monmouth-Ocean, N.J., earns $11.15 per hour, which is a relatively small amount compared to those in most other metropolitan areas in the country. The wage needed to comfortably rent a two-bedroom apartment in the region, using 30% of their total income, is $27.25 — among the country’s highest. A person making minimum wage, which is $7.25 per hour in the area, would have to increase their pay by 376% to comfortably afford their rent.

3. Santa Cruz-Watsonville, Calif.
> Rent affordability gap: $16.62/hr.
> Fair market rent: $1,504 (13th highest)
> Average renter wage: $12.31/hr.
> Wage needed for 2BR apartment: $28.92/hr.
> Hrs. needed to rent 2BR apartment: 94/wk.

It is estimated that renters in the Santa Cruz-Watsonville metropolitan area earn an average of $12.31 per hour. This is $16.62 an hour less than is necessary to pay what is considered a comfortable amount to rent a two-bedroom apartment. Currently, renters would need to work 145 hours per week at minimum wage to earn enough income so that rent would only account for 30% of their income.

2. Nassau-Suffolk, N.Y.
> Rent affordability gap: $18.94/hr.
> Fair market rent: $1,682 (fourth highest)
> Average renter wage: $13.41/hr.
> Wage needed for 2BR apartment: $32.35/hr.
> Hrs. needed to rent 2BR apartment: 96/wk.

Only 18% of Nassau-Suffolk metropolitan area residents are renting — the second-lowest percentage on this list after Pike County. This is also one of the lowest rates in the country. Despite this low percentage, the region has one of the highest wages required in order for the average renter to rent a two-bedroom apartment that only accounts for about one-third of their income. To meet this wage, the average renter would need to earn nearly $19 additional per hour, the second-largest increase in the country.

1. Honolulu, Hawaii
> Rent affordability gap: $19.96/hr.
> Fair market rent: $1,767 (third highest)
> Average renter wage: $14.02/hr.
> Wage needed for 2BR apartment: $33.98/hr.
> Hrs. needed to rent 2BR apartment: 97/wk.

Renters in Honolulu would have to earn nearly $20 more in hourly wages than they currently do to comfortably rent a two-bedroom apartment. Minimum wage in the region is $7.25 per hour. To earn enough money, at this rate, where rent would only account for 30% of income for the average renter, a person would have to work nearly 4.7 full time jobs — the largest amount in the country. To rent a two-bedroom apartment at the fair market rate, a person earning minimum wage would need to work 187 hours per week, also the greatest amount. Reflecting the extent of the issue, 42% of households are occupied by renters, which is among the highest rates in the nation.

Michael B. Sauter, Charles B. Stockdale

Mortgage rates top 4% for the first time in three months

By Derek Kravitz, Associated Press

WASHINGTON – The average U.S. rate on a 30-year fixed mortgage has popped above 4% for the first time in more than three months. The sharp increase suggests the window to buy or refinance a home at historically low rates may be closing.

Mortgage buyer Freddie Mac said Thursday that the average rate on 30-year loans jumped to 4.08% this week, from 3.92% the previous week. A month ago, it touched 3.87%, lowest since long-term mortgages began in the 1950s.

The average on 15-year fixed mortgages rose to 3.30%, from 3.16% last week and a record low 3.13% two weeks ago. Mortgage rates are rising because they tend to track the yield on 10-year Treasury notes. The improving economy has driven prices of those securities down and yields higher in recent weeks.

For the five-year adjustable loan, the average rate rose to 2.96% from 2.83%, and the average fee edged down to 0.7 from 0.8. The average on the one-year adjustable loan rose to 2.84% from 2.79%, and the average fee was unchanged at 0.6. The average rate on 30-year mortgages had been below 4% since the first week in December.

The past two months were the best winter for sales of previously occupied homes in five years, since the housing crisis began.

Builders have grown more optimistic the past six months after seeing more people express interest in buying a home. They have responded by requesting the most permits to build single-family homes and apartments since October 2008.

Optimism is also rising because the job market has strengthened. Employers have added an average 244,600 jobs per month from December through February. That has helped lower the unemployment rate to 8.3%, the lowest level in nearly three years.

Even with the improvement, the housing market is still weak. Millions of foreclosures and short sales — when a lender accepts less than what is owed on a mortgage — remain on the market. And the housing crisis and recession have also persuaded many Americans to rent instead of buy, which has led to a drop in homeownership.

Economists say housing is years away from returning to full health.

To calculate its average rates, Freddie Mac surveys lenders across the country on Monday through Wednesday each week.

The average rates don't include extra fees, known as points, which most borrowers must pay to get the lowest rates. One point equals 1% of the loan amount. The average fees for the 30-year and 15-year fixed loans were 0.8, unchanged from 0.8 last week.

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美国退休老人最住不起的十个州（美国10大养老胜地）